Roof replacement and repair are necessary when you own a home. Roofs bear the worst of the elements—sun, rain, and physical impact. Roof repairs and maintenance can extend the life of a roof. But if you own a home for long enough, roof replacement will be needed at some point.
If you're concerned about roof replacement cost, the good news is that a number of factors can affect the cost. You may be able to find an affordable option that works for your budget.
Average Roof Replacement Costs
The average cost to replace a roof is $9,900. The cost to replace a roof ranges from a low of around $6,700 to a high of $29,800. Roof replacement cost varies according to factors such as the size of the roof, choice of roofing materials, and the complexity of the project.
Roof Replacement Costs Per Square Foot
The cost of roof replacement ranges from $4 to $11 per square foot, with more complex roofing projects costing up to $40 per square foot. On average, roof replacement costs $7 per square foot.
|500 square feet||$3,500|
|750 square feet||$5,250|
|1,000 square feet||$7,000|
|1,250 square feet||$8,750|
|1,500 square feet||$10,500|
|1,750 square feet||$12,250|
|2,000 square feet||$14,000|
|2,250 square feet||$15,750|
|2,500 square feet||$17,500|
|2,750 square feet||$19,250|
|3,000 square feet||$21,000|
|3,250 square feet||$22,750|
|3,500 square feet||$24,500|
|3,750 square feet||$26,250|
|4,000 square feet||$28,000|
7 Factors That Impact the Cost
The cost of roof replacement is affected by a number of factors, including:
- Roof size: The size of the room and the amount of roofing materials required have a direct impact on roof replacement cost. The larger your roof, the more expensive it will be to replace. Roof sizes also add to the amount of time and labor required.
- Roofing material: Composite, asphalt, and metal roofing are on the less expensive side, with slate, tile, and wood shake being more expensive.
- Project complexity: Roofs that are steeply pitched or those that have many dormers, angles, chimneys, and other architectural features will increase the cost of roof replacement.
- Roof condition: Highly damaged underlying materials such as rafters and roof decking may need to be repaired or replaced by a general contractor before roof replacement.
- Season: When the demand for roof replacement is at its highest—spring and summer—costs may be greater than in slower or off-seasons.
- Location: Jobs in more remote areas will usually cost more than those in denser areas, where the roofers can quickly access the home.
- Labor/materials costs: The roofing contractor must pay for labor as well as for some materials. These are costs that can fluctuate based on supply and demand or to larger economic forces such as inflation.
Roof Replacement Costs by Type and Materials
The type of roofing material you choose has a direct impact on the cost of roof replacement. Materials such as asphalt or composite three-tab shingles provide an economical benefit to homes across a wide range of climactic zones. Metal and stone or slate roofing can cost more than twice that of asphalt or composite shingles but will last longer.
DIY Roof Replacement Cost
If you're handy, have the time, and have assistance, you may be able to replace your own roof. You'll also need to be very experienced and ideally the roof should be limited in scale.
If you're able to replace your own roof, expect to pay about $5,000 for the shingles and all related roofing materials.
Otherwise, roof replacement is a complex job that should be done right to avoid leaks and other problems. Most homeowners hire a professional roofer to replace their roof.
How to Extend the Life of Your Roof
Maintaining and repairing a roof will always be less expensive than replacing the roof. Extend the life of your roof by:
- Repairing damage immediately
- Scheduling regular roof inspections by a qualified inspector
- Keeping gutters clean
- Preventing or clearing ice dams
- Killing and removing moss
Roof Replacement vs. Roof Repair: Factors to Consider
If your roof is damaged, you may be able to repair it rather than replace it. Roof repairs will usually cost less than full roof replacement. Look at these factors when making this decision:
- Damage: If the extent of the damage is limited, it may be possible to repair the roof. Consult several professionals for their opinion on whether the roof can be repaired instead of replaced.
- Lifespan: When a roof is near the end of its natural lifespan, this may be a good time to fully replace the roof.
- Materials: Expensive roofing materials like stone or tile drive up the cost of roof replacement. Less expensive roofing materials may allow you the flexibility to fully replace the roof.
- Budget: If you're on a tight budget, consider repairing your roof instead of replacing it.
5 Ways to Save on Roof Replacement
Here are a few ways to save on the cost of roof replacement:
- Get multiple opinions: The recommendation of one contractor to fully replace the roof may not always be the correct one. Ask a couple of other roofers for their opinions. Roof repair will always be less expensive than roof replacement.
- Get multiple estimates: Once you have decided to replace the roof, solicit at least three estimates from roofing contractors.
- Use less expensive materials: Explore the varying price tiers of roofing materials to find one that's both economical and right for your home.
- Do some work yourself: Most roofing work is best done by professionals. But some preliminary or finish work such as cleaning or gutter replacement can be done by you.
- Research grants and loans: Look into local grants or loans such as Home Improvement Program ("HIP") or home repair/improvement subsidizes.
How much does it cost to replace 1,000 sq. ft of roof?
The cost to replace 1,000 sq. ft of roof is about $7,000, based on a national average of around $7 per square foot. Roofing materials, job complexity, and the size of the house will have a bearing on the cost of the roof replacement. The season and your area may also affect the cost of the roof.
Is $30,000 too much for a roof?
Paying $30,000 may be too much for a roof if the size of the roof, type of roofing materials, and complexity of the project do not align with the expected cost. Paying $30,000 may be reasonable for a complex project over 4,000 square feet. But paying $30,000 could be unreasonable for a small- or mid-size roofing installation of average complexity.
How long should a roof last?
Conventional three-tab asphalt or composite shingles last between 15 and 20 years, while architectural shingles last about a decade longer. Built-up roofs made of tar and gravel are expected to last about 10 to 20 years. Some roofs, such as slate, can last up to 75 or 100 years.
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How Long do Different Roof Systems Last? SAMCAR - San Mateo County Association of Realtors